I require conveyancing for a flat in a relatively new development (seven years built) in West Hendon. 95% of the properties have already been disposed of. Is it strictly necessary to order local searches for my conveyancing in West Hendon?
You are opening yourself up to an unnecessary risk in not carrying out West Hendon conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would absolutely advise in no uncertain terms that your solicitor conducts them. Where speed and driving down costs are top of your issues you should consider with your conveyancer about the options such as contingency insurance available to you
What does my ID and proof of funds have anything to do with my conveyancing in West Hendon? Is this really necessary?
West Hendon conveyancing solicitors as well as nationwide property practitioners accross the UK have a duty under money laundering regulations to check the identity of any client in order to satisfy themselves that clients are who they say they are.
Conveyancing clients are required to provide two forms of certified ID; proof of identity (typically a Passport or Driving Licence) and proof of address (typically a Bank Statement no more than three months).
Proof of the origin of monies is also required in accordance with the money laundering laws as solicitors are required to ensure that the funds you are utilising to buy a property (be it the exchange deposit or the full purchase price if you are buying mortgage free) has originated from legitimate source (such as an inheritance) and is not the fruits of illegitimate behaviour.
Various web forums that I have frequented warn that are the number one reason for obstruction in West Hendon house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances in the conveyancing process. Searches are unlikely to be the root cause of slowing down conveyancing in West Hendon.
I'm buying a new build house in West Hendon benefiting from help to buy. The developers would not reduce the price so I negotiated 6k of additionals instead. The sale representative suggested that I not disclose to my lawyer about the side-deal as it will adversely affect my loan with Clydesdale. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the UK Finance website. UK Finance form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am looking for a leasehold apartment up to £235,500 and identified one round the corner in West Hendon I like with amenity areas and railway links in the vicinity, however it only has 49 remaining years left on the lease. There is not much else in West Hendon for this price, so just wondered if I would be making a mistake purchasing a short lease?
If you require a home loan the shortness of the lease will likely be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
My wife and I purchased a leasehold flat in West Hendon. Conveyancing and The Royal Bank of Scotland mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1993. The conveyancing practitioner in West Hendon who previously acted has now retired. Do I pay?
The first thing you should do is contact HMLR to be sure that this person is indeed the new freeholder. You do not need to incur the fees of a West Hendon conveyancing lawyer to do this as it can be done on-line for £3. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I have had difficulty in seeking a lease extension in West Hendon. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We can put you in touch with a West Hendon conveyancing firm who can help.
An example of a Lease Extension case for a West Hendon premises is First Floor Flat 61 Wilberforce Road in March 2014. The premium payable was £10,130 and the case was remitted back to the Willesden County Court to effect the Vesting Order (Claim No 3W103100). This case affected 1 flat. The unexpired term as at the valuation date was 71 years.